One is a 12 unit with some cosmetic updates but lots of differed maintenance and the other is a 13 unit with under valued rents and needs some updating.

@Maxine KunimuraThat's probably the best idea on your situation, look for a property that is more cosmetic instead of a total disaster.

Besides the cosmetics convention, what else brings tourism to Avondale?

I bought the single family homes for cash 36k and 40K they are both requiring major rehab, but this duplex is strickly cosmetic and THe seller (same for all three properties) is doing a short term owner finance on this duplex.

Rest cosmetic paint, flooring, appliances, etc.

Cosmetic renos (ie you don't like the colour of paint), the seller won't care; renos where the roof needs to be replaced, they will be more flexible in price though they may have already factored that into their asking price.

We personally make sure all the major mechanical things are good but cosmetic stuff is ok - I lost count how many homes we have with popcorn ceilings...

Upgrade bathrooms and some cosmetics What was the outcome?

It sounds like cosmetic improvements.

Plan to remodel both units, larger remodel on the 3 bed side to start, including full new kitchen, bathroom and bedroom floors, plus moving laundry from basement to second floor where beds are. 1 bed side will get remodeled next spring by adding a dormer to convert loft into second bedroom, plus other minor cosmetic updates.